Tenant Improvement Contractors: Services, Process & Costs in BC

When you lease commercial space, it rarely arrives ready for your business. That gap between a bare shell and a fully operational location is closed by tenant improvement contractors — specialists who transform leased space to match your operations, brand, and code requirements.

This guide explains what tenant improvement services include, how the process works from lease signing to move-in, what drives cost, and how to choose the right tenant improvement contractor across the Lower Mainland — including Vancouver, White Rock, and Chilliwack.

Avanta Contracting specializes in tenant improvements for offices, restaurants, retail, and wellness businesses. Here is everything you need to know.

Tenant improvements (TIs), also called leasehold improvements, are the customizations made to a rented commercial space to prepare it for a specific tenant. They range from simple paint-and-flooring refreshes to complete buildouts with new walls, HVAC, plumbing, and electrical systems.

Common tenant improvement projects include:

• Converting open shell space into offices with partitions and meeting rooms
• Building commercial kitchens for restaurants and cafes
• Adding treatment rooms and plumbing for spas and clinics
• Fitting out retail and pharmacy storefronts
• Upgrading systems to meet current building code and accessibility standards

A well-run tenant improvement follows a predictable sequence. Understanding it helps you plan your opening date and budget realistically.

1. Space assessment — evaluating the shell, existing systems, and landlord requirements.
2. Design and drawings — floor plans and construction documents for permit submission.
3. Permitting — submitting for a TI permit and coordinating with the municipality.
4. Construction — demolition, framing, MEP rough-in, and finishes.
5. Inspections and occupancy — passing final inspections before you open.

Because landlords often contribute a tenant improvement allowance, a good contractor also helps you document work to satisfy the lease terms and recover eligible costs.

Tenant improvement costs depend heavily on the use and condition of the space:

• Office TI: $80–$200 per square foot
• Retail TI: $100–$220 per square foot
• Restaurant TI: $250–$450+ per square foot
• Medical / spa TI: $200–$400+ per square foot

Many landlords offer a tenant improvement allowance — a per-square-foot contribution toward the buildout. Experienced tenant improvement contractors help you scope the project to make the most of that allowance while keeping any out-of-pocket costs predictable.

We provide tenant improvement services throughout Metro Vancouver and the Fraser Valley. Whether you are opening in downtown Vancouver, a White Rock storefront, or a Chilliwack commercial unit, the fundamentals are the same: code-compliant work, permit coordination, and a schedule built around your opening date.

Explore location-specific pages for Vancouver, White Rock, and Surrey, or see our full tenant improvement services overview. We are happy to travel to Chilliwack and the eastern Fraser Valley for qualifying projects.

From lease review to final inspection, Avanta Contracting delivers tenant improvements that open on schedule and pass inspection the first time. Contact us to discuss your space, or call 778-322-7333 to speak with a project manager today.